Saul Centers
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Saul Centers 2005 2005Annual Report N2 Company Profile Saul Centers, Inc. is a self-managed, self- Portfolio Composition Based on 2005 Property Operating Income administered equity real estate investment trust headquartered in Bethesda, Maryland. After the January 2006 acquisition of Smallwood Village Center, 73.1% Saul Centers operates and manages a real estate Shopping Centers portfolio of 45 community and neighborhood shopping centers and office properties totaling approximately 7.6 million square feet of leasable area. Over 80% of 26.9% Office the cash flow is generated from properties in the metropolitan Washington, DC/Baltimore area. Saul Centers’ primary operating strategy is to focus on continuing its program of internal growth, renovations, and expansions of community and neighborhood shopping centers that primarily 81.0% serve the day-to-day necessities and services Metropolitan sub-sector of the overall retail market. The Company Washington, DC/ Baltimore Area plans to supplement its growth through effective 19.0% development of new office and retail properties and Rest of U.S. acquisitions of operating properties as appropriate opportunities arise. Shares of Saul Centers are O traded on the New York Stock Exchange under the symbol “BFS.” N3 Historic Operating Performance Total Revenue Net Income (In millions) Available to Common Shareholders (In millions) $127.0 $21.2 $19.6 $112.8 $18.2 $18.0 $97.9 $17.3 $94.0 $86.3 2001 2002 2003 2004 2005 2001 2002 2003 2004 2005 Funds From Operations Available to Common Shareholders (In millions) $53.2 $47.0 $44.0 $43.7 $40.1 2001 2002 2003 2004 2005 * Funds From Operations (FFO) is a non-GAAP financial measure. See page 52 for a definition of FFO and reconciliation to Net Income. N4 Financial Highlights Year ended December 31, 2005 2004 2003 2002 2001 Summary Financial Data Total Revenue $127,015,000 $112,842,000 $ 97,884,000 $93,963,000 $86,308,000 Net Income Available to Common Stockholders $ 21,227,000 $ 18,174,000 $ 17,998,000 $19,566,000 $17,314,000 FFO Available to Common Shareholders $ 53,222,000 $ 47,031,000 $ 43,740,000 $44,031,000 $40,141,000 Average Common Stock Outstanding 16,770,554 16,210,736 15,607,890 14,886,505 14,210,470 Average Shares and Units Outstanding 22,002,922 21,404,976 20,790,216 20,059,264 19,382,720 FFO Available to Common Shareholders Per Share (Diluted) $ 2.42 $ 2.20 $ 2.10 $ 2.20 $ 2.07 Net Income Available to Common Stockholders Per Share (Diluted) $ 1.27 $ 1.12 $ 1.15 $ 1.31 $ 1.22 Common Dividend as a Percentage of FFO (Per Share) 66% 71% 74% 71% 75% Interest Expense Coveragea 3.15 3.14 2.78 2.78 2.63 Property Data Number of Propertiesb 44 40 36 34 33 Total Portfolio Square Feet 7,376,000 7,217,000 6,532,000 6,272,000 6,159,000 Shopping Center Square Feet 6,170,000c 6,012,000 5,328,000 5,069,000 4,956,000 Office Square Feet 1,206,000 1,205,000 1,204,000 1,203,000 1,203,000 Average Percentage Leasedd 95% 94% 93% 94% 93% (a) Interest expense coverage is defined as operating Elizabeth Arden’s Red Door Spa anchors income before the sum of interest expense and O the recently completed Kentlands Place amortization of deferred debt, and depreciation development in Gaithersburg, Maryland. and amortization, divided by interest expense. (b) Excludes development land parcels (Lansdowne Town Center, Broadlands Village III, Clarendon Center, Ashland Square, Lexington and New Market). (c) During 2005, approximately 301,000 square feet of space was taken out of service at Lexington for the planned redevelopment of the center. (d) Average percentage leased would have been 96% for both 2005 and 2004 if the Lexington redevelopment space was excluded from the calculation for the entire year. N5 Message to Our Shareholders uring 2005, Saul Centers achieved new leasing percentage highs, completed several grocery- anchored neighborhood shopping center acquisitions, and commenced a very significant town center development which, together, position us well for 2006 and beyond. Our portfolio-wide leasing levels Daveraged 95% during 2005, our highest since inception as a public company in 1993. We acquired three quality grocery-anchored shopping centers in Florida, totaling 370,000 square feet of space, a 6% increase in our retail square footage. We commenced one of our most significant new developments with ground-breaking of the 191,000 square foot Lansdowne Town Center in Loudoun County, Virginia. Our dividend payout ratio was reduced to its historically lowest level of 66%, while the common dividend was increased from $0.39 per share in the fourth quarter of 2004 to the current level of $0.42 per share, a 7.7% annualized increase. Total debt and equity capitalization exceeded $1.3 billion at year end 2005. Our outlook remains very positive in the areas where we have focused our growth – the grocery-anchored retail property sector located in the Washington, DC metropolitan area and in other strong southeastern regions of the country. 2005 marked the acquisition of three retail properties O (clockwise from left) Seabreeze Plaza, Jamestown Place and Palm Springs Center. ACQUISITIONS & DEVELOPMENTS square foot neighborhood shopping center with a 44,800 square foot supermarket. This property is Operating Property Acquisitions located within a community of over 102,000 people The year 2005 marked the acquisition of three more within a 3-mile radius whose household incomes retail operating properties. In March 2005, we average approximately $70,000. acquired the 126,400 square foot Albertson’s-anchored Palm Springs Center in Altamonte Springs, Florida, a Subsequent to year end, in January 2006, we acquired suburb of metropolitan Orlando. In November 2005, the 198,000 square foot Smallwood Village Center, we added the 96,400 square foot Jamestown Place located on 25 acres within the St. Charles planned located within five miles of Palm Springs Center. community in Waldorf, Maryland, a suburb of Jamestown Place is anchored by a 55,000 square foot metropolitan Washington, DC. This center is 89% Publix supermarket. An average of over 87,000 leased and is anchored by a recently remodeled and people, with annual household incomes averaging expanded 55,000 square foot Safeway supermarket greater than $75,000, live within a 3-mile radius of and a 10,000 square foot CVS drugstore. The St. these centers. Charles residential development is 60% complete and is expected to total approximately 25,000 dwelling Also in November 2005, we acquired Seabreeze Plaza, units. Over 43,000 people with annual household a Publix-anchored shopping center in Palm Harbor, incomes averaging greater than $71,000 are located Florida, near Tampa. Seabreeze Plaza is a 146,700 within a 3-mile radius of the center. N6 Message to Our Shareholders 2005 Developments & Redevelopments During 2005, we completed the construction and lease-up of four development projects which commenced between late 2003 and 2005. These developments are the 109,100 square foot Giant- anchored Shops at Monocacy in Frederick, Maryland, the 40,600 square foot Kentlands Place retail/office property adjacent to our Kentlands Square center Construction of four anchored by Lowes home improvement store in development projects was Gaithersburg, Maryland, and expansions to Thruway completed in 2005, including in Winston-Salem, North Carolina, and The Glen in (clockwise from top left) Prince William County, Virginia. All four of these O Thruway, Shops at Monocacy, projects were 100% leased at year end 2005. Kentlands Place and The Glen. Our redevelopment of Olde Forte Village, a Safeway- Rendering of the recently anchored neighborhood shopping center in Fort commenced Lansdowne Washington, Maryland, is nearing completion. Town Center. Construction of a new 33,000 square feet of small shop space has been completed. Fifteen of the 19 new stores, representing over 75% of the new leasable area, have been leased. The redeveloped center totals 143,100 square feet, and is 91% leased. 2005 FINANCIAL RESULTS Acquisitions and developments completed during 2004 2006 Developments and 2005 produced the significant portion of increased We expect the value added potential of ongoing and operating income in 2005. During 2004 and 2005, we planned development projects will continue to be invested over $185 million in seven operating property a significant driver of Saul Centers’ growth in acquisitions and five retail developments and future years. In November 2005, we commenced redevelopments totaling over 1.1 million square feet construction of the Harris Teeter-anchored 191,000 of new space. square foot Lansdowne Town Center in Loudoun County, Virginia. This development will be the town In 2005, total revenue increased 12.6% to $127,015,000 center within a planned community of over 5,500 compared to $112,842,000 in 2004. Operating income residences, approximately 2,500 of which are increased 9.8% to $37,025,000 compared to $33,707,000 constructed and currently occupied. Three-mile in 2004. Net income available to common average household incomes surrounding the planned stockholders was $21,227,000, or $1.27 per diluted development are approximately $120,000. Substantial share in 2005, resulting in a per share increase of completion of construction is scheduled in the fourth 13.4% compared to $18,174,000 or $1.12 per diluted quarter of 2006, with project costs expected to total share in 2004. approximately $42 million. Funds From Operations (FFO) available to common In late 2005, we commenced construction of the third shareholders (after deducting preferred stock phase of the Broadlands Village shopping center, also dividends) increased 13.2% to $53,222,000 in 2005.